Although, I have learned the student population base in all schools in Illinois (besides ISU) has been declining due to the state government de-funding grants.

Hmmm.Might the Seller be forced (or volunteer) to de-commission 3 of the units before Selling?

@ Wendell De Guzman - another great 'eye opening' post.I just want to add, know your area that you are investing inside AND out.

@Ruan De Nysschen, "hard" means that you have tried to get an "easy" loan at a low interest rate - and failed!

I know an investor that owns a duplex in the same cul-de-sac and his rent is $650/month which is what I accounted for.

It just takes one sneeze to put you back in hustle mode w/a big investor de-commit.7) First Come, First Serve - I made sure that in my communications they understood that this was an exclusive opportunity, only for them, confidential (after I knew that they were accredited) and most importantly, a First come, First serve opportunity. 

One thing to consider depending on the age of the unit is if it has been de-leaded.  

Perhaps I can lend some advice when it comes to that over a simple lunch, you know fillet de sol, lol.

@Luis De La Fuente I'd have to agree with @Kaz Miyazaki on this one. 

Today I'm lucky to find one D-E-A-L in two hundred looks.